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Property profile & analytics
OFF-MARKET
Estimated value
$1,295,000
Retail space
456 Auburn St Portland, ME 04103-2112
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US42-0508589
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Total area
8,252 SF
Lot
0.57 ac (24,969 SF)
APN
PTLD M:382A B:B002001
UPID
US42-0508589
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Aubin Marcia DVM Veterinary Clinic
-
North Deering Veterinary Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.30M
Owner & transaction history
K Squarec Realty LLC · 3 yrs held
K Squarec Realty LLC
since 2022
Last sale
$1.1M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Portland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portland submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,275,000
ML approach
$1,295,000
CAP Approach
CAP Return
Estimation
6%
$1,440,000
6.5%
$1,330,000
7%
$1,235,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,675,000
Current use
OFFICE BUILDING
$1,515,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±10% · vs last sale $1.10M (Nov 29 2022)
Last sale anchor
$1.10M
Nov 29 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$157 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$13,793
Tax year 2023
Assessed value
$957,200
Assessed 2023
Previous assessed
$957,200
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$428,400
Assessed improvement
$528,800
Applied tax rate
60,545.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1966
Heating
NONE
Buildings
2
Units
1
Total area
8,252 SF
Lot
0.57 ac (24,969 SF)
APN
PTLD M:382A B:B002001
UPID
US42-0508589
Jurisdiction
PORTLAND
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES Current
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1966
Heating
NONE
Buildings
2
Units
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
K Squarec Realty LLC
Entity
Mailing address
456 AUBURN ST, PORTLAND, ME 04103-2112
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2022
$1,100,000
K Squarec Realty LLC
Ndvh Maine Realty LLC
Quit Claim Arm's Length For Ne States
$1,900,000 · Norway Savings Bank
Nov 29, 2022
—
K Squared Realty LLC
—
Deed
related
$165,000 · Ndvh Maine LLC
Jun 30, 2020
—
Ndvh Maine Realty LLC
Michael E Hoff
Warranty Deed
$782,000 · Norway Savings Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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